I am aiming to move house in October. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Formby. Conveyancing lawyer was chosen prior to coming across this page.
On the day of completion you can pick up the house keys from the property agent but this can only take place after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you will need to advise the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in finding a conveyancing in Formby or a legal practice that specialises in conveyancing in Formby.
We expect to receive a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Formby solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Formby solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Formby conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
It has been 2 months since my purchase conveyancing in Formby took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I go with a Formby conveyancing practitioner based in the location that I am hoping to buy? An old friend can execute the legal work however her office is 300miles away.
The benefit of a high street Formby conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and apply pressure on them if necessary. Having local Formby know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that should trump using an unknown Formby conveyancing lawyer just because they are round the corner.
I've recently bought a leasehold property in Formby. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a 1st floor flat in Formby, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Formby with over 90 years remaining are worth £191,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2078
With 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
My fiance and I are are seeking to find a trustworthy conveyancing lawyer in Formby to buy a apartment. I want to avoid being ripped off but with many Formby conveyancing practices to choose from...how do I know which one is best to appoint?
Where you’ve not instructed a property lawyer in the past, a personal recommendation via family or friends is a preferable starting point and is often a good gauge of quality. As an alternative option, take a look at the client testimonials viewable on your solicitor’s website or use our search tool to choose a conveyancing solicitor in Formby.